Invest in property through your super — on the Gold Coast.
Self-managed super funds can borrow to buy commercial property via a limited recourse borrowing arrangement (LRBA), held in a bare trust until repayment. The structure is tightly regulated, the lender panel is specialist-only (the majors left years ago), and Gold Coast property offers strong yields and stable tenant pools for self-employed professionals and business owners. We match your fund to available lenders and make sure the compliance framework is right before you commit.
SMSF loans on the Gold Coast.
SMSF borrowing suits self-employed professionals — doctors, dentists, engineers, accountants — and business owners who want to diversify their retirement funds into property held at arm's length. You need a deposit (typically 20–30%), positive cash flow to service the loan, and a fund mature enough to sustain the structure. The Gold Coast's rental market, employer hubs (medical precincts in Ashmore, business parks in Broadbeach and Bundall), and capital growth make it a strong region for commercial SMSF investment.
How an SMSF property loan works.
Your SMSF cannot borrow normally and own property directly. Instead, a limited recourse borrowing arrangement creates a separate bare trust to hold the property as security until you repay the loan. Rent goes to the fund; the fund makes loan repayments; once repaid, the property transfers to direct SMSF ownership.
Your SMSF
The fund provides the deposit and ongoing repayments from contributions and rent collected.
Bare trust
A separate trust holds the property title until the loan is fully repaid, protecting the lender's security.
Specialist lender
A non-bank LRBA specialist funds the loan, secured against that property only — limited recourse if default.
Property transfer
Once repaid in full, the property transfers to direct SMSF ownership and the bare trust dissolves.
Residential SMSF loans now closed to new borrowing.
From 10 August 2026, self-managed super funds can no longer enter new LRBAs to purchase residential property. What has changed:
- Residential property — no new borrowing. Any outstanding SMSF residential loans are grandfathered and can still be refinanced. The window for exchanging a contract was before 10 August 2026.
- Commercial property — still available. SMSFs can still borrow to buy business real property (office, retail, industrial, or your own business's leased premises). This remains the primary SMSF borrowing strategy.
- Existing loans protected. Funds with residential SMSF loans before 10 August 2026 keep those loans and can refinance on the same terms.
Treasury Laws Amendment (Tax Reform No. 1) Act 2026, Royal Assent 26 June 2026, effective 10 August 2026. General information; confirm your position with a licensed financial adviser.
Commercial property is now the live strategy.
Commercial real property
Office, retail, industrial, or business premises your own company leases from the fund at market rent (one of the few related-party arrangements SMSF rules permit). Unaffected by the August 2026 change, and usually offers better long-term stability. LVRs typically 60–75%; rates currently 6.25–7.5% depending on lender and sector.
Residential property
New residential SMSF borrowing ended on 10 August 2026. Existing residential loans are grandfathered and can refinance. If you hold one, we can help refinance at current specialist rates.
These are non-negotiable with the ATO.
SMSF borrowing is tightly regulated. Break these rules and the fund faces penalties — so we verify each one before any commitment.
Single acquirable asset. One borrowing arrangement = one property (or a collection of identical units). No flipping, development, or multiple properties under one loan.
No improvements with borrowed funds. Maintenance and repairs are allowed; improvements, renovations or substantial alterations must come from unencumbered fund assets.
Arm's length only. The property cannot be purchased from a related party except at genuine market value. Commercial property can be leased to your own business at market rent — rare exception allowed.
Sole purpose test. Everything the fund does must be for members' retirement — not present-day lifestyle or business operations. This is the conceptual heart of SMSF law.
Liquidity and cash flow. No legal minimum fund balance, but the fund must comfortably cover the deposit, all costs, and loan repayments. A shortfall check happens early.
Deed and structure. The SMSF deed must allow property borrowing. We liaise with your accountant or SMSF adviser to confirm; we don't give financial advice.
Regional factors that favour SMSF investing here.
The Gold Coast has evolved. Once a pure leisure destination, it now anchors strong employment hubs, sustained interstate migration, and commercial property yields that rival the capitals.
Capital base
Gold Coast median house prices sit over $1.4 million as of Q2 2026 (Source: PRD, June 2026), with sustained capital growth supporting rental and commercial yields. SMSFs can acquire sub-$1M commercial properties with tighter capital requirements.
Cash flow
Southport CBD and Broadbeach business precincts offer stable tenants (healthcare, professional services) with gross yields typical of regional commercial markets. Strong tenant demand supports serviceability under SMSF lending stress tests.
Tenant stability
Medical and allied health clusters in Ashmore and Bundall create tight, professional tenant pools — lower vacancy, stable rent. Ideal for self-employed SMSF borrowers seeking income-backed security.
Specialist lenders only.
The big four banks exited SMSF lending in 2018–19. Today, about 10 specialist and non-bank lenders write LRBAs. Rates move with the RBA but sit above standard mortgages due to the limited-recourse structure.
Commercial property
SMSF commercial property loan rates as of October 2026 range from approximately 6.25% (specialist lenders like Excel Funding) to 7.5% (Source: comparison sites, October 2026). Fixed and variable both available; your fund profile drives the rate.
Deposit needed
Specialist lenders cap LVRs at 60–75% for commercial property (residential loans are now closed). Your fund needs a 25–40% deposit plus costs and a liquidity buffer.
From application to approval
Specialist SMSF lenders take 2–4 weeks to assess fund structure, serviceability, and compliance. We manage the paperwork and keep you updated throughout.
What a Gold Coast SMSF purchase looks like.
- Commercial property $850,000
- Annual rent (market rate) $48,000
- Fund contributes (deposit + costs) ~$275,000
- LRBA loan $575,000 (67.6% LVR)
- Loan rate (specialist lender) 6.75% p.a.
- Lender shortlist matched to fund profile
- Serviceability stress test passed with buffer
- Compliance checklist verified against ATO rules
- Bare trust & SMSF deed structure reviewed
- Timeline & next steps mapped with your accountant
Illustrative example only: not an offer of credit, not financial or tax advice. SMSF borrowing suitability is a financial-advice decision for a licensed adviser; fund compliance is confirmed with your accountant or SMSF specialist. Rates and serviceability are confirmed in writing by the lender.
What to have ready.
SMSF details
Establishment date, member names and dates of birth, current fund balance, recent member contributions. A copy of your SMSF trust deed and latest accountant's letter (confirming fund balance and compliance status).
Property or target
Address, expected purchase price, expected annual rent (if known). Whether it's owner-occupied by your business or leased to an external tenant. Preliminary property valuation if available.
Deposit & liquidity
Estimated deposit you can contribute from the fund, any recent member contributions or planned contributions. Whether the fund has other assets that could top up liquidity if needed.
Your situation
Your primary income source (business, employment, practice). Whether the property will be leased to your business or to an external tenant. Any other major liabilities or commitments the fund needs to balance.
SMSF LRBA FAQs.
Can my SMSF still borrow to buy residential property?
No, not for new loans. From 10 August 2026, SMSFs can no longer enter new LRBAs to purchase residential property. Existing residential loans are grandfathered and can still be refinanced. Borrowing to buy commercial property (office, retail, industrial) remains open and is now the primary SMSF lending strategy.
What is a bare trust and why is it needed?
A bare trust is a separate legal structure that holds the property title while the SMSF loan is outstanding. The SMSF is the beneficial owner (receives all rent and benefit), but the bare trustee holds legal title. This separation protects the lender's security and satisfies SMSF and tax law requirements. Once you repay the loan, the property transfers to direct SMSF ownership and the bare trust dissolves.
Why don't big banks offer SMSF loans anymore?
The major banks (CommBank, NAB, ANZ, Westpac) exited SMSF lending around 2018–19 because the limited-recourse structure, regulatory compliance burden, and smaller average loan sizes made them uneconomical. Today SMSF loans come from a specialist panel of 10–12 non-bank lenders, each with different rates, LVRs and servicing rules — which is why comparing the panel matters.
How much deposit does my fund need?
Specialist SMSF lenders typically cap LVR at 60–75% for commercial property, so your fund generally needs a 25–40% deposit plus costs and a liquidity buffer. There is no legal minimum fund balance, but the fund must comfortably service the loan. We run a shortfall check early in the assessment to confirm your fund can sustain repayments.
What if the SMSF doesn't have enough liquid assets for the deposit?
Members can make contributions to the fund to top up the deposit, subject to annual contribution caps ($27,500 concessional, $110,000 non-concessional in 2025–26). Alternatively, some funds hold other assets (shares, cash, property) that can be liquidated to meet the deposit. We factor this into the serviceability assessment.
Do you give financial advice on whether to do an SMSF loan?
No — we arrange the finance. Whether borrowing to buy property inside an SMSF is appropriate for your fund is a financial-advice decision for a licensed financial adviser. The fund's compliance and deed requirements should be confirmed with your accountant or SMSF specialist. We work alongside them and handle the lending side. See our Credit Guide for full disclosure.
What is the "sole purpose test" and how does it affect my loan?
The sole purpose test is an ATO requirement: everything the SMSF does must be for members' retirement benefits only, not present-day lifestyle or income purposes. For borrowing, this means the property must be a genuine retirement investment, rent must flow to the fund (not members), and the fund must hold it for long-term retirement benefit. We verify this during assessment, and your accountant confirms ongoing compliance.
Can my SMSF lease property to my own business?
Yes, commercial property is the one case where related-party leasing is allowed. Your SMSF can own a commercial property and lease it to your business at genuine market rent. The fund receives the rent (as investment income) and services the loan from that income. This is a common SMSF structure for self-employed professionals.
Assess your SMSF's options.
Tell us about your fund, the property you're targeting, and your situation. We'll shortlist specialist lenders, check compliance, and come back with a plan — and whether the numbers stack up for your fund.
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